1748 Martingale Ln · Eureka, MO 63025

$469,900

4 bd · 2.5 ba · 2,081 sqft · Other · 309 Days on market

$226/sqft · 13% above area Est $417k · 13% over ↓ 3% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.0/30.0
• Schools +5.4/10.0
• DSCR +5.3/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

New McBride Homes Royal II 2-story, 4BR 2.5BA available this winter! Inside you’ll find a luxury kitchen with Winstead Burlap 42” tall cabinetry, lg center island w/breakfast bar, quartz countertops, stainless steel GE appliances, & corner walkin pantry. The breakfast rm opens to the backyard w/sliding glass door. The main level has a spacious family room with a ceiling fan. Plus, a formal dining, laundry, & powder rm. Open spindled staircase to the 2nd floor. Upstairs the primary suite has a walkin closet, private lux bath w/double bowl vanity, tub, enclosed toilet, & walkin shower. Plus 3 extra bedrooms & hall bath. Upgraded lighting/plumbing fixtures, & ¾ bath rough-in at LL. Polo Grounds offers a barn-style clubhouse, playground, pickleball court, fire pit, scenic lake w/fountain & more. Located in Eureka near Highway 109/Hwy FF, in the Rockwood School District. Enjoy peace of mind w/McBride Homes’ 10 year builders’ warranty & incredible customer service! Similar photos shown.

Key facts

• Luxury kitchen
• Formal dining
• Breakfast rm

Tags

• LUXURY KITCHEN
• CENTER ISLAND
• CORNER WALKIN PANTRY
• BREAKFAST RM
• SPACIOUS FAMILY ROOM
• FORMAL DINING

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $470k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $390k (17.0% below list).
• Recommended offer: $390k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.2% in Eureka — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#97 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Rockwood R-VI (suburban): math 51% / reading 64% proficiency, ranked #9 of 324 in MO (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 141 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $390,000 (17.0% below list)

Questions for the listing agent

1. It's been on market 309 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

• ARV (median comp): $416,711
• List price: $469,900
• Delta: 12.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-56,264
• Equity at exit: $70,064

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-24,053
• Equity at exit: $40,628

Cash invested: $131,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 63025

• Active inventory: 141
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,900 medium
• Mortgage (P&I): −$2,464
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$196
• HOA: −$0
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $316

Break-even live

Break-even rent $3,500

Max offer price $469,900

Occupancy floor 87%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $117,475
• Closing costs: $14,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5233 Mirasol Manor Way Eureka, MO	4.0	2.5	2985	$3,900	$1.31	2d	1	0.77mi

Listing history 22 events

1. 2026-06-18
   days on market $469,900 Active 309 DOM
2. 2026-06-17
   days on market $469,900 Active 308 DOM
3. 2026-06-16
   days on market $469,900 Active 307 DOM
4. 2026-06-15
   days on market $469,900 Active 306 DOM
5. 2026-06-13
   days on market $469,900 Active 304 DOM
6. 2026-06-13
   days on market $469,900 Active 303 DOM
7. 2026-06-09
   days on market $469,900 Active 300 DOM
8. 2026-06-08
   days on market $469,900 Active 299 DOM
9. 2026-06-07
   days on market $469,900 Active 298 DOM
10. 2026-06-03
    days on market $469,900 Active 294 DOM
11. 2026-06-02
    days on market $469,900 Active 293 DOM
12. 2026-06-01
    days on market $469,900 Active 292 DOM
13. 2026-05-31
    days on market $469,900 Active 291 DOM
14. 2026-01-30
    price $469,900 1054-char remark

    Show marketing remark (1054 chars)

    New McBride Homes Royal II 2-story, 4BR 2.5BA available this winter! Inside you’ll find a luxury kitchen with Winstead Burlap 42” tall cabinetry, lg center island w/breakfast bar, quartz countertops, stainless steel GE appliances, & corner walkin pantry. The breakfast rm opens to the backyard w/sliding glass door. The main level has a spacious family room with a ceiling fan. Plus, a formal dining, laundry, & powder rm. Open spindled staircase to the 2nd floor. Upstairs the primary suite has a walkin closet, private lux bath w/double bowl vanity, tub, enclosed toilet, & walkin shower. Plus 3 extra bedrooms & hall bath. Upgraded lighting/plumbing fixtures, & ¾ bath rough-in at LL. Polo Grounds offers a barn-style clubhouse, playground, pickleball court, fire pit, scenic lake w/fountain & more. Located in Eureka near Highway 109/Hwy FF, in the Rockwood School District. Enjoy peace of mind w/McBride Homes’ 10 year builders’ warranty & incredible customer service! Similar photos shown.

15. 2026-01-29
    price $469,900 1050-char remark

    Show marketing remark (1050 chars)

    New McBride Homes Royal II 2-story, 4BR 2.5BA available this winter! Inside you'll find a luxury kitchen with Winstead Burlap 42" tall cabinetry, lg center island w/ breakfast bar, quartz countertops, stainless steel GE appliances, & corner walkin pantry. The breakfast rm opens to the backyard w/ sliding glass door. The main level has a spacious family room with a ceiling fan. Plus, a formal dining, laundry, & powder rm. Open spindled staircase to the 2nd floor. Upstairs the primary suite has a walkin closet, private lux bath w/ double bowl vanity, tub, enclosed toilet, & walkin shower. Plus 3 extra bedrooms & hall bath. Upgraded lighting/plumbing fixtures, & ¾ bath rough-in at LL. Polo Grounds offers a barn-style clubhouse, playground, pickleball court, fire pit, scenic lake w/ fountain & more. Located in Eureka near Highway 109/Hwy FF, in the Rockwood School District. Enjoy peace of mind w/ McBride Homes' 10 year builders' warranty & incredible customer service! Similar photos shown.

16. 2026-01-16
    price $482,594 1050-char remark

    Show marketing remark (1050 chars)

    New McBride Homes Royal II 2-story, 4BR 2.5BA available this winter! Inside you'll find a luxury kitchen with Winstead Burlap 42" tall cabinetry, lg center island w/ breakfast bar, quartz countertops, stainless steel GE appliances, & corner walkin pantry. The breakfast rm opens to the backyard w/ sliding glass door. The main level has a spacious family room with a ceiling fan. Plus, a formal dining, laundry, & powder rm. Open spindled staircase to the 2nd floor. Upstairs the primary suite has a walkin closet, private lux bath w/ double bowl vanity, tub, enclosed toilet, & walkin shower. Plus 3 extra bedrooms & hall bath. Upgraded lighting/plumbing fixtures, & ¾ bath rough-in at LL. Polo Grounds offers a barn-style clubhouse, playground, pickleball court, fire pit, scenic lake w/ fountain & more. Located in Eureka near Highway 109/Hwy FF, in the Rockwood School District. Enjoy peace of mind w/ McBride Homes' 10 year builders' warranty & incredible customer service! Similar photos shown.

17. 2026-01-16
    status Active 1050-char remark

    Show marketing remark (1050 chars)

    New McBride Homes Royal II 2-story, 4BR 2.5BA available this winter! Inside you'll find a luxury kitchen with Winstead Burlap 42" tall cabinetry, lg center island w/ breakfast bar, quartz countertops, stainless steel GE appliances, & corner walkin pantry. The breakfast rm opens to the backyard w/ sliding glass door. The main level has a spacious family room with a ceiling fan. Plus, a formal dining, laundry, & powder rm. Open spindled staircase to the 2nd floor. Upstairs the primary suite has a walkin closet, private lux bath w/ double bowl vanity, tub, enclosed toilet, & walkin shower. Plus 3 extra bedrooms & hall bath. Upgraded lighting/plumbing fixtures, & ¾ bath rough-in at LL. Polo Grounds offers a barn-style clubhouse, playground, pickleball court, fire pit, scenic lake w/ fountain & more. Located in Eureka near Highway 109/Hwy FF, in the Rockwood School District. Enjoy peace of mind w/ McBride Homes' 10 year builders' warranty & incredible customer service! Similar photos shown.

18. 2025-11-25
    price $482,546 1054-char remark

    Show marketing remark (1054 chars)

    New McBride Homes Royal II 2-story, 4BR 2.5BA available this winter! Inside you’ll find a luxury kitchen with Winstead Burlap 42” tall cabinetry, lg center island w/breakfast bar, quartz countertops, stainless steel GE appliances, & corner walkin pantry. The breakfast rm opens to the backyard w/sliding glass door. The main level has a spacious family room with a ceiling fan. Plus, a formal dining, laundry, & powder rm. Open spindled staircase to the 2nd floor. Upstairs the primary suite has a walkin closet, private lux bath w/double bowl vanity, tub, enclosed toilet, & walkin shower. Plus 3 extra bedrooms & hall bath. Upgraded lighting/plumbing fixtures, & ¾ bath rough-in at LL. Polo Grounds offers a barn-style clubhouse, playground, pickleball court, fire pit, scenic lake w/fountain & more. Located in Eureka near Highway 109/Hwy FF, in the Rockwood School District. Enjoy peace of mind w/McBride Homes’ 10 year builders’ warranty & incredible customer service! Similar photos shown.

19. 2025-10-31
    historical 1050-char remark

    Show marketing remark (1054 chars)

    New McBride Homes Royal II 2-story, 4BR 2.5BA available this winter! Inside you’ll find a luxury kitchen with Winstead Burlap 42” tall cabinetry, lg center island w/breakfast bar, quartz countertops, stainless steel GE appliances, & corner walkin pantry. The breakfast rm opens to the backyard w/sliding glass door. The main level has a spacious family room with a ceiling fan. Plus, a formal dining, laundry, & powder rm. Open spindled staircase to the 2nd floor. Upstairs the primary suite has a walkin closet, private lux bath w/double bowl vanity, tub, enclosed toilet, & walkin shower. Plus 3 extra bedrooms & hall bath. Upgraded lighting/plumbing fixtures, & ¾ bath rough-in at LL. Polo Grounds offers a barn-style clubhouse, playground, pickleball court, fire pit, scenic lake w/fountain & more. Located in Eureka near Highway 109/Hwy FF, in the Rockwood School District. Enjoy peace of mind w/McBride Homes’ 10 year builders’ warranty & incredible customer service! Similar photos shown.

20. 2025-10-31
    price $459,900 1054-char remark

    Show marketing remark (1054 chars)

    New McBride Homes Royal II 2-story, 4BR 2.5BA available this winter! Inside you’ll find a luxury kitchen with Winstead Burlap 42” tall cabinetry, lg center island w/breakfast bar, quartz countertops, stainless steel GE appliances, & corner walkin pantry. The breakfast rm opens to the backyard w/sliding glass door. The main level has a spacious family room with a ceiling fan. Plus, a formal dining, laundry, & powder rm. Open spindled staircase to the 2nd floor. Upstairs the primary suite has a walkin closet, private lux bath w/double bowl vanity, tub, enclosed toilet, & walkin shower. Plus 3 extra bedrooms & hall bath. Upgraded lighting/plumbing fixtures, & ¾ bath rough-in at LL. Polo Grounds offers a barn-style clubhouse, playground, pickleball court, fire pit, scenic lake w/fountain & more. Located in Eureka near Highway 109/Hwy FF, in the Rockwood School District. Enjoy peace of mind w/McBride Homes’ 10 year builders’ warranty & incredible customer service! Similar photos shown.

21. 2025-08-14
    listed $482,546 Active 1050-char remark

    Show marketing remark (1050 chars)

    New McBride Homes Royal II 2-story, 4BR 2.5BA available this winter! Inside you'll find a luxury kitchen with Winstead Burlap 42" tall cabinetry, lg center island w/ breakfast bar, quartz countertops, stainless steel GE appliances, & corner walkin pantry. The breakfast rm opens to the backyard w/ sliding glass door. The main level has a spacious family room with a ceiling fan. Plus, a formal dining, laundry, & powder rm. Open spindled staircase to the 2nd floor. Upstairs the primary suite has a walkin closet, private lux bath w/ double bowl vanity, tub, enclosed toilet, & walkin shower. Plus 3 extra bedrooms & hall bath. Upgraded lighting/plumbing fixtures, & ¾ bath rough-in at LL. Polo Grounds offers a barn-style clubhouse, playground, pickleball court, fire pit, scenic lake w/ fountain & more. Located in Eureka near Highway 109/Hwy FF, in the Rockwood School District. Enjoy peace of mind w/ McBride Homes' 10 year builders' warranty & incredible customer service! Similar photos shown.

22. 2025-08-13
    listed $482,546 Active 1054-char remark

    Show marketing remark (1054 chars)

    New McBride Homes Royal II 2-story, 4BR 2.5BA available this winter! Inside you’ll find a luxury kitchen with Winstead Burlap 42” tall cabinetry, lg center island w/breakfast bar, quartz countertops, stainless steel GE appliances, & corner walkin pantry. The breakfast rm opens to the backyard w/sliding glass door. The main level has a spacious family room with a ceiling fan. Plus, a formal dining, laundry, & powder rm. Open spindled staircase to the 2nd floor. Upstairs the primary suite has a walkin closet, private lux bath w/double bowl vanity, tub, enclosed toilet, & walkin shower. Plus 3 extra bedrooms & hall bath. Upgraded lighting/plumbing fixtures, & ¾ bath rough-in at LL. Polo Grounds offers a barn-style clubhouse, playground, pickleball court, fire pit, scenic lake w/fountain & more. Located in Eureka near Highway 109/Hwy FF, in the Rockwood School District. Enjoy peace of mind w/McBride Homes’ 10 year builders’ warranty & incredible customer service! Similar photos shown.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $1,262 · $105/mo
• Projected year-2 tax: $4,558 · $380/mo
• Expected delta: +$3,296/yr (+$275/mo · 261.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $46,800
• − Mortgage interest: −$26,322
• − Property taxes: −$1,262
• − Insurance: −$2,350
• − Repairs & maintenance: −$3,744
• − Management: −$3,744
• − Depreciation: −$13,670
• Taxable loss: −$4,291
• Est. tax savings @ 24.0%: +$1,030
• After-tax cash flow: $4,820/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rockwood R-VI
• NCES district ID: 2926850
• Math proficiency: 51% ▼ -7.00%
• Reading proficiency: 64% ▼ -2.00%
• Median HH income: $98,721
• Composite: 53.61/100
• National rank: #1438
• State rank: #9 of 324 in MO

Livability — Eureka

• Score: 72/100
• State rank: #97
• US rank: #6462

Category grades

Amenities F Commute F Cost of living B- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 18,483
• Population (ZIP): 18,483

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 3% Lithuanian 3% Romanian 3%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% Russian/Polish/Slavic 1% Chinese 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -208.60%
• Current HPI: 203.4691
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

-2.6% since first listed

9 events — show timeline

• 2026-01-30 Price Changed $469,900 MARIS as Distributed by MLS Grid
• 2026-01-29 Price Changed $469,900 Zillow
• 2026-01-16 Relisted — Zillow
• 2026-01-16 Price Changed $482,594 Zillow
• 2025-11-25 Price Changed $482,546 MARIS as Distributed by MLS Grid
• 2025-10-31 Delisted — Zillow
• 2025-10-31 Price Changed $459,900 MARIS as Distributed by MLS Grid
• 2025-08-14 Listed $482,546 Zillow
• 2025-08-13 Listed $482,546 MARIS as Distributed by MLS Grid